(haipo) - The plenum of the local planning and construction committee discussed last night (Tuesday, 6/8/24) a plan to build about 2,800 units on the slopes of Lincoln and Tel Aharon in Haifa. The plan was presented to the members of the plenum, and at the next meeting, in about a month, they are supposed to vote and approve it. The plan was already submitted in April this year to the district committee.
Lesser of Two Evils
The meeting was moderated by the deputy mayor and chairman of the sub-committee for planning and construction, Sharit Golan Steinberg, who explained that the proposed plan is the best plan: "This plan is the least evil. Obviously, we prefer to keep the areas that are the entrance to the city green, but these are lands zoned for residential use. I remind you that more than a decade ago, a grandiose, much bigger plan was put in place, with the destruction of all the territories. This plan is the worst in that it reduces the areas for construction and leaves about 50% green space, which we really, on the advice of environmental activists, will open up with walking paths inside the wadi."
"The area was approved for construction during the British Mandate"
The city engineer, Ariel Waterman, said that in the past decade there were plans that reached the point of deposit, but did not mature into plans that were approved: "In the plan that we will present now, you can see our planning team's dealings with mixing uses and a walking path. During the next month, we will receive more comments and improve the plan." .
The Deputy Attorney General of the Municipality of Haifa - Planning and Construction and Administrative Law, Attorney Keren Goldschmidt, said that the area was approved for construction in the 40s: "The plan, which we see here today, is two extensions under Harofeh Street. Both routes of the area were approved for construction In mandatory plans, one in 1936 and the other in 1941. This was not realized in practice. The construction of the estate was stopped in the 60s and since then the municipality was a partner in some of the plans.
As of today, the municipality has taken over this plot of land and the plan first of all takes into account the public and not the private interest. It's a field cabin that is historically approved for construction. There were a number of construction initiatives that did not mature, some due to lack of finances and some due to poor planning. The court obliged the local committee to advance the planning. In 2021, the plenum approved the promotion of a detailed outline plan and it determines the milestones.
At the beginning of 2023, another petition was submitted by the owners of the private lots, which was rejected. As part of the discussions, the municipality presented the planning progress to the court. The court harshly criticized the municipality and it was asked to submit a plan by April 2024. We submitted the plan to the district committee a few months ago in order to meet these deadlines."
◄ Chairman of the Subcommittee for Planning and Construction, Sarit Golan Steinberg • Watch
◄ Ilan Bornstein, who owns land in the neighborhood, opposes the plan • Watch
A decade of changes in plans and petitions to the court
Indeed, in the last decade the plan to build the Morot Lincoln - Tel Aharon neighborhood, which is located below Harofeh Street in the estate, has undergone many changes and there are quite a few entrepreneurs and private individuals who are very frustrated. In 2013, a plan to build about 3,000 units was submitted, but the district committee rejected it. In 2015, a small part of the plan was approved. The municipality tried to promote a plan for an area that was not approved. In 2019, a petition was filed against the municipality by landowners. The landowners asked the court to order To the municipality to approve the plan for the construction of the neighborhood. After a decision was made that the plan could not be promoted in its current form, the municipality was asked to plan a new plan in advance. In the following two years, a new plan was submitted to the court as described by Attorney Goldschmidt, and although it was rejected, the municipality was required to submit the plan by April 2024.
◄ Asaf Gastfreund, member of the city council • Watch
"minimal damage to the landscape"
The planner of the plan, Tagit Kalimor, described the plan to the plenary: "The plan includes 2500 units above Freud Road and about 300 units below the road. At the entrance to the neighborhood there will be an entrance to the Carmel tunnels. This is a design of small lots and small roads. There are very few roads New to the plan. Our most significant contribution is the moment when we found the topography of the main road, because it allows as little damage to nature as possible. We tried to avoid building an interchange in a very critical place from a landscape point of view. This allowed us to save a lot of money for the plan.
Although we build in a challenging topography, most of the streets have a moderate slope. The main road connects to the road that descends from Harofeh Street from above. From Harofeh Street there is a connection to the hill, on which there are public buildings and a public health center. It was very important to us to create minimal damage to the landscape. We created groups of four buildings, standing next to each other, with gardens between them. The neighborhood has an elementary school, a children's dormitory and a clinic. The amount of green in the neighborhood There will be a commercial street in the neighborhood. We tried to save on the infrastructure as much as possible, one of the advantages of which is the economy of the infrastructure. Overall, it is a low density neighborhood.
After the planner finished describing the plan, Wetterman read the comments already received from residents about the neighborhood. The most interesting comment related to the fact that in order to realize the plan, it will be necessary to uproot 53 trees, about half of the trees in the place. Residents wanted to know why so many trees were being uprooted, but Waterman explained that this was an achievement, and it was much, much better than the mandatory plan. He also stated that there will be an attempt to make a change in the plan in order to do less damage to the landscape of the residents of Harofeh Street. "Most of the tenants have a view of the sea, the view of the tenants on Harofeh Street was damaged, but later on we will think about how to further reduce the damage.
Golan Steinberg invited those present to pass on comments for improvement during the coming month.
Waterman: "Before submitting to the local committee, it is good to receive comments. We received a comment claiming that the neighborhood is unnecessary, but there is nothing to be done. Where will the quarry materials be taken? It has not been determined at this stage, there are regulated places. Why are 53 trees being cut down? This is actually an achievement. It is much better from the mandatory program and keep half of the trees. Maybe we will be able to copy some of the trees."
Golan Steinberg said at the conclusion of the discussion, that in the coming month there will be a public participation zoom with the residents. The deputy mayor, Avihu Han, proposed to publish the comments of the residents in the coming month, so that it would be possible to learn from it.
Operative actions, what you're actually going to do, high level is really unhelpful.
During the mandate period it was healthy to smoke.
So would we recommend smoking?
If people see money and not nature for future generations
Why can't they be compensated?
The planners together with their major transportation consultants were able to construct the main axis road of the neighborhood, with a width of 10.00 meters. On both sides are rows of shops. With such a width, it is guaranteed that the rest of the residents will not be disturbed by public transport or junk cars that cannot pass through such a width. It's strange that they didn't think of narrowing the road a little, then car and pedestrian traffic would have been avoided altogether, and the neighborhood would have been even quieter.
It is not for nothing that the planner, who emphasized in her words that her greatest achievement is this road, left Israel before the debate.
"All in all, it is a low-density neighborhood that tries to be smooth in terms of topography."
The same dirty slogans from Givat Zemar. A low-density neighborhood is an anti-urban neighborhood, and it is not part of the topography but wasteful of the area, and to achieve more moderate slopes destructive quarrying is required that destroys the topography.
What happens when city council members who are connected to contractors and appraisers are involved in the planning is a conflict of interests between the need to "maximize" for their members and their senders and the city's interest which must dictate a completely different planning and even change areas and move rights from a sloping hill that has a very high value as an open area and a very low value as an urban area.
All the slogans won't help you make bad and anti-urban freaks.
The density should be high not low. The children have to walk to school and ride bicycles to urban centers. This neighborhood does not allow anything except driving a car.
In a previous version of the plan, an exchange of territories was definitely proposed and approved. As I recall, two land divisions were consolidated there, one on the mountain with residential building rights according to the mandatory plans and the other in the plain below which was agricultural land with no building rights at all. The deputy mayor at the time, an architect by training, asked to exchange areas, so that significant building rights would be established for the lower part and construction thinning in the upper part. Later only the lower part was approved. On this the Sages said from the mouth of Rabbi Geshash: "Belief in the righteousness of money".
These are the delusional cuts that were presented in the city council. Anti-urban neighborhoods. Once again disconnected suburbs are connected only by roads that require you to get everywhere by private car without urban continuity, without mixing uses, without the ability to create an active urban grid. Bad, ugly, wasteful balloon neighborhoods,
which require an investment of hundreds of millions in infrastructure and then in maintenance which is many times more expensive.
Even Benaot Navon (neighborhood of the continuation of the southern entrances) did not know how to create an active urban grid, which in Sde Dov in the north of Tel Aviv they made sure that it would happen with us, they made sure that it didn't happen.
Once again, diverging streets, amoeba, balloon neighborhoods, the absence of active main streets, without mixing uses, without utilizing the topography to concentrate construction on construction for height and leaving maximum area and steep slopes without construction. Once again Ramat Zemer's fallacies are repeated here as well. Again support walls 5-6 stories high that after a few years will collapse and look like a scar on the whole mountain.
There are no words for the destruction this city produces. It would have been better to bring in foreign planners who would have thrown away the outdated and destructive plans and produced an urban concentration around public transport axes with real urban streets. It is unfortunate to see how much planning patterns that have failed in the past continue here in the future.
Really the most interesting thing was the trees??? It's not that there are hundreds of thousands of Cove Quarry Shoterman without getting confused answered that he would find a solution for them????
No...it won't be found unless an artificial island is built.
And what about the rehabilitation of the north? Where will materials and workers and contractors come from at the same time? It's not my priority right now?? Do we not belong to the same country? Or are we a periphery and there is a periphery of a periphery???
The evil in its minority = a. It's still bad. B. It is still possible to exchange other tabitol areas and the mobility of the rights.
Construction on a steep slope, retaining walls of 30-4 meters, this is the ugliness of Mitzpe Carmel, about 10 times more. It is shocking.